If all in around $435k, wouldn't she need to leave money into this deal with a projected ARV at $500k?

This is where I started as well, and then about 5 years later I was able to leave my W2.

.- The holder of a work permit does effectively become a tax resident as far as the CRA (Canadian Revenue Agency) is concerned at which point they will qualify for certain things such as purchase a house without being considered as the foreign buyer; hence, foreign ban hammer not weighing on them.

Florida and Gulf Coast insurance should be a concern. 

But if your goal is to leave your day job soon, multi family will offer more cash flow typically.

If you are saying you want to be making 350k a year from real estate before you leave your job, you have a LONG way to go and aren't thinking of it the right way right now.

My chief complaint is the lack of communication and an actual project management plan... thats good news I know some lenders get pretty concerned when construction is so slow.. but sounds like a great deal and I know RTR will be there every step for you guys.. did not realize they were the conduit for this transaction.

Additionally, there’s always a risk that any pet-related damages could be hidden under furniture or otherwise concealed, potentially leaving us to cover the costs if the security deposit is fully depleted by other expenses (e.g., damages or unpaid rent).

If they pass the screening, also find out who is paying the deposit as that is the person you will be returning it to once they leave.

Hopefully the first letter and threat of eviction record will scare them to leave, or it could drag out for months.